Model valuation£417,0008 Busby Close
Local market context
52 Watery Lane, Ashton On Ribble, Preston, PR2 1AX
3 planning records
Estimated value
£135,000
- Against PR2 1AX's recent median (£107,000)+26%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
5
From EPC
Floor area
108 m²
1162 sq ft
Energy rating
E
Score 49
Council tax
Band A
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£135,000
- Against PR2 1AX's recent median (£107,000)+26%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 52 Watery Lane is modelled from its 108 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PR2 1AX. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
108 m² from the EPC lodged in October 2011
Sales of this home
No sale recorded since 1995
Recent sales in PR2 1AX
5 sales, median £107,000 (2025–2009)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
52 Watery Lane has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in PR2 1AX: £107,000 (2025–2009).
Nearby sales in PR2 1AX
50 Watery Lane, Ashton On Ribble, Preston, PR2 1AX
Sold Mar 2025
£139,95058 Watery Lane, Ashton On Ribble, Preston, PR2 1AX
Sold Dec 2021
£107,00054 Watery Lane, Ashton On Ribble, Preston, PR2 1AX
Sold Oct 2015
£31,00060 Watery Lane, Ashton On Ribble, Preston, PR2 1AX
Sold Feb 2014
£43,00062 Watery Lane, Ashton On Ribble, Preston, PR2 1AX
Sold Feb 2004
£43,000
What this page doesn't show
2 potential issues have already been flagged for 52 Watery Lane, Ashton On Ribble, Preston, PR2 1AX. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 52 Watery Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
52 Watery Lane is a mid-terrace house in Ashton-On-Ribble, Preston, Preston (PR2 1AX). It has a recorded floor area of 108 m² (around 1162 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (October 2011) shows an E (score 49), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 63). The latest certificate is from October 2011, so improvements made since then won't be reflected.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include HMO conversion and an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 52 Watery Lane
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
52 Watery Lane sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 02 Oct 2021
Current Certificate
Oct 2011EPC Rating
A
B
C
D
E
E49
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 2 October 2021
Planning history
Applications and permits filed against 52 Watery Lane, Ashton On Ribble, Preston, PR2 1AX, sourced from the PlanIt planning register.
3 applications on record at 52 Watery Lane, Ashton On Ribble, Preston, PR2 1AX
3decisions2extensions12documents15nearby
Flagged:RetrospectiveHMO conversion
- May 2012ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Erection of single storey extension to rear of dwelling
- Documents
- 12 docs on file
- Reference
- 06/2012/0116
- More recent applications — locked
- HMODec 2012Decision
- ExtensionJul 2012Decision
Unlock 52 Watery Lane, Ashton On Ribble, Preston, PR2 1AX's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 15 notable nearby
- The 12 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Watery Lane homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 52 Watery Lane lags the street by a wide margin.
EPC Rating
49 (E)
Street avg 65 (D)
Floor Area
108 m²
Street avg 107 m²
CO₂ Emissions
6.7 t/year
Street avg 4.5 t/year
Habitable Rooms
5 rooms
Street avg 5 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Preston district page.
Crime
647/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Swansea Street — bus stop.
Closest school
0.3 km
Sacred Heart Catholic Primary School, Preston. 44 schools nearby.
Nearest schools
- Sacred Heart Catholic Primary School, PrestonPrimary302m
- The Roebuck SchoolPrimary937m
- Ashton-on-Ribble St Andrew's Church of England Primary SchoolPrimary987m
- English Martyrs Catholic Primary School, PrestonPrimary1.3km
Nearest stops
- Swansea StreetBus stop76m
- Hull StreetBus stop153m
- Swansea StreetBus stop179m
- PortwayBus stop259m
Most reported crime locally
- Violence & Sexual Offences2,943 reports35%
- Anti-social Behaviour2,054 reports24%
- Criminal Damage & Arson674 reports8%
- Shoplifting586 reports7%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around PR2 1AX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.8dB
Night-time· 23:00 – 07:00
45.8dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Victorian-eraMid-Terrace HouseEPC EPre-1919 buildSolid (non-cavity) wallsLow flood risk
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£132k
1 Bartle Place, Ashton On Ribble
PR2 1LS
£124k
1 Brunswick Place, Ashton On Ribble
PR2 1DJ
£122k
1 Brampton Street, Ashton On Ribble
PR2 1DE
2 bed1 bath
£121k
1 Aldcliffe Road, Ashton On Ribble
PR2 1PR
£120k
1 Ashford Road, Ashton On Ribble
PR2 1UB
£120k
1 Birkdale Drive, Ashton On Ribble
PR2 1UL
2 bed1 bath
£154k
1 Bay Tree Farm, Sutton Drive, Lea
PR2 1PG
£113k
1 Cartmel Place, Ashton On Ribble
PR2 1TY
2 bed1 bath
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 52 Watery Lane is modelled from its 108 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PR2 1AX. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. No sale is recorded for 52 Watery Lane, which usually means it hasn't changed hands since 1995 or the sale was not for value. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 52 Watery Lane was lodged in October 2011 at band E and expired in October 2021, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 52 Watery Lane. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 13 months, which places each incident at an approximate point. The 44 schools and 30 stops listed are measured in a straight line from PR2 1AX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 52 Watery Lane is in council tax band A. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 52 Watery Lane, Ashton On Ribble, Preston, PR2 1AX. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in PR2 1AXSold prices, values and energy ratings for the postcode
- PR 2 property marketPrices, postcodes, schools and transport across the district
- 52 Watery Lane, Ashton On Ribble, Preston valuationHow the estimate is built and what moves it
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